Caln Township City Zoning Code
ARTICLE XVI
Planned Residential Development Overlay District
§ 155-187 Purpose.
This article is adopted to implement the purposes and intent of planned residential development as defined and authorized by the Pennsylvania Municipalities Planning Code ("MPC") and to establish qualifications, procedures and standards for such development. The Township, acknowledging that the technology of land development and the demand for housing are undergoing substantial and rapid changes, and recognizing the applicability of the objectives set forth in Article VII of the MPC, adopts this article for the purposes of:
A.
Providing increased flexibility in the laws governing the development of those areas in the Township which are now substantially open land in close proximity to existing expressway interchanges and major arterial highways and encouraging such development in directions that will recognize both the changes in design and technology in the building industry and the demands in the housing market;
B.
Insuring that the uniform regulations appropriate to previously developed residential neighborhoods do not operate to discourage efficient and imaginative development of said substantially open areas consistent with the reasonable enjoyment of neighboring properties;
C.
Encouraging the more efficient use of land;
D.
Extending opportunities for housing;
E.
Allowing for compact, integrated, and sustainable development;
F.
Encouraging the efficient allocation and maintenance by private initiative of common open space ancillary to new residential areas;
G.
Minimizing traffic congestion; and
H.
Fostering a sense of place and community.
§ 155-188 Statement of legislative findings.
The Township hereby elects to adopt the provisions of and exercise the powers granted by Article VII of the MPC. In support thereof, the Board makes the following findings:
A.
Planned residential development is a way of designing residential neighborhoods which can provide a better environment for the people who live there. Its provisions encourage more productive use of open space, the preservation of salient existing natural features of the landscape, more varied and better design, increased pedestrian and vehicular safety, and greater design and planning flexibility than in conventional subdivisions and land developments.
B.
The Board finds that it is in the best interest of the Township to take full advantage of modern design, construction, technology and planning methods and thus seeks to permit planned residential development, under certain conditions meeting certain design standards of the Township. The objectives to be accomplished by this article (the "PRD objectives") shall include, but are not limited to, the following:
(1)
To encourage innovative and flexible development plans that will contribute to the quality of life in the community through well-planned land uses and amenities.
(2)
To provide an optional approach to community development with provisions to permit more efficient use of land on other than a lot-by-lot basis and to recognize changes in design and technology in the building industry, new demands in the housing market, and the continuing evolution of community form.
(3)
To encourage the efficient allocation and maintenance of common open space ancillary to new residential areas.
(4)
To provide for the future housing needs of the Township while minimizing traffic impact by encouraging higher intensity residential development on substantially open land in proximity to existing expressway interchanges and adjacent to major arterial highways.
(5)
To encourage innovations in residential development so that the growing demand for housing and other development may be met by greater variety in type, density, design and layout of dwellings and other buildings and structures and by the conservation and more efficient use of open space ancillary to said dwellings and uses.
(6)
To assure that the flexibility of regulations herein is carried out pursuant to sound, expeditious and fair administrative standards and procedures.
§ 155-189 Definitions.
For the purpose of this article, certain terms, phrases and words are defined as follows:
A schedule approved with the tentative PRD plan showing proposed time frames within which the applicant shall submit final plans for each development section.
Areas delineated in a PRD tentative plan for which separate applications for final plan approval may be filed. Development sections shall have no minimum or maximum acreage and may include one or more permitted uses.
A plaza, square, courtyard, pocket park, tot lot, playground, walkway, promenade, lawn area, or other outdoor space in which features such as pavers, benches, gazebos, pergolas, trellises, planters, plantings, lighting, sculpture, and the like, are installed and maintained, and in which public seating, gathering, outdoor dining, and other forms of passive and active recreation takes place.
The percentage of the PRD gross tract area which can be covered by impervious surfaces.
An area of land within the Planned Residential Development (PRD) District to be developed pursuant to this article as a single entity for a number of dwelling units, or a combination of residential uses, the development plan for which does not correspond in lot size, bulk, type of dwelling, or use, density, or intensity, lot coverage and required open space to the regulations established in any one district created, from time to time, under the provisions of the Caln Township Zoning Ordinance. Planned residential development occurring within the Planned Residential Development District must comply with the regulations of the Planned Residential Development District and need not comply with the regulations applicable to the base zoning district in which the tract is located.
A parcel or parcels of land or an area of water, or a combination of land and water within a tract and designed and intended for the use or enjoyment of residents of a PRD. Common open spaces shall include greens, green courts, plazas, outdoor recreation areas such as pools and tennis courts and their associated parking areas, structures such as garden pavilions and pergolas intended to be part of and enhance common open spaces, stormwater management areas, utility easement areas, and other areas greater than 20 feet in width. Common open space shall not be within five feet of a residential or nonresidential structure and shall not include private lots, dwelling units and accessory buildings, streets, driveways, rear lanes and residential and nonresidential parking areas.
An acre included in the calculation of PRD gross tract area.
The total area within the title lines of a PRD tract. With respect to a PRD tentative plan, the calculation of gross tract area shall not include any deductions of any kind and shall include but not be limited to rights-of-way, open space, waters, constrained lands and uses of all kinds. The gross tract area of an approved PRD tentative plan shall not be reduced or changed as portions of the PRD are conveyed by the applicant to other parties.
An all-weather surfaced minor road or alley that provides access to the rear or side of a property. A rear lane shall be privately owned. Rear lanes may be contained within an on-lot easement or private right-of-way. There shall be no limitation on the number of units that may be served by a single rear lane provided that all such units may be accessed by fire and emergency vehicles.
§ 155-190 Application for tentative plan approval.
The application for tentative approval shall be submitted to the Township Engineer and shall comply with and be subject to the requirements and procedures of Section 707 of the MPC.
§ 155-191 Public hearing.
After the filing of an application for tentative plan approval pursuant to § 155-190 of this article, a public hearing on the application shall be held by the Board in accordance with the requirements and procedures of Section 708 of the MPC.
§ 155-192 Findings.
The Board, in accordance with and subject to the requirements and procedures of Section 709 of the MPC, shall, within 60 days following the conclusion of the public hearing, by official written communication to the applicant, either:
§ 155-193 Status of plan after tentative approval.
Where tentative approval has been granted, the same shall be noted on the Township Zoning Map and the tentative plan shall have the status established by and be subject to the provisions of Section 710 of the MPC.
§ 155-194 Application for final approval.
An application for final approval, or any section thereof, shall be submitted to the Township Engineer and shall comply with and be subject to the requirements and procedures of Section 711 of the MPC.
§ 155-195 Administration and review.
The provisions of Article XIII of this chapter, as amended, titled "Administration and Enforcement," shall be fully applicable to the PRD application and development plan submitted therewith as finally approved insofar as the provisions thereof are consistent with the provisions of this article and the conditions of final approval.
§ 155-196 Conditions of eligibility.
A.
The provisions of this article may be applied only to a planned residential development of at least 50 acres of land which is within the PRD Overlay District, under single ownership and which has a minimum of 500 feet of frontage on a major arterial street, and which is proposed to be developed pursuant to the standards and criteria for planned residential development herein provided, and subject to the approval of the Board.
B.
The Planned Residential Development Overlay District (PRD Overlay District) shall be defined as all properties within the R-1 Zoning District wherein all or a portion of the tract lies within a concentric zone as measured by a three-thousand-foot radius extending outward from the middle of the interchange at Route 322 and Route 30. The limits of the PRD Overlay District shall be determined by the Zoning Officer and shall be added to the Official Zoning Map of Caln Township which is adopted pursuant to § 155-15 of this Chapter.
§ 155-197 Use regulations.
The following residential uses are permitted within a PRD: single-family detached, multifamily townhouse, multifamily apartments, accessory residential uses, or any combination thereof.
§ 155-198 Permitted density.
A.
The overall residential density of a PRD shall not exceed eight dwelling units per PRD gross tract acre.
B.
Each development section of the PRD shall be permitted to vary from the residential density established for the entire PRD provided the entire PRD tract does not exceed the maximum density of eight dwelling units per PRD gross tract acre.
§ 155-199 Waivers.
The "Residential Land Use and Development Requirements" contained in Article VII and the "Nonresidential Land Use and Development Requirements" contained in Article VIII of this chapter, and the "Design Standards" contained in Article IV of the Caln Township Subdivision and Land Development Ordinance ("SALDO") shall apply to all uses, buildings and structures within a PRD except where superseded by the requirements of this article or if the Board approves a waiver or modification of such provisions as part of the tentative or final plan approval. At the time of tentative or final plan approval, the Board shall have the discretion to waive or modify the specifications otherwise applicable where the applicant has demonstrated that a waiver or modification of the otherwise applicable regulation is appropriate. Applicant shall submit with the application for tentative plan approval a list of all sections of this chapter and the SALDO for which applicant requests a waiver or modification as part of its tentative plan approval.
§ 155-200 Recreation facilities and open space.
A.
A minimum of 40% of the PRD gross tract area shall be set aside as common open space. The location of common open space shall be consistent with the declared function of the common open space as set forth in the application for a PRD.
B.
The tentative and final PRD plan shall differentiate between active and passive open space uses and provide developed active recreation facilities as part of the open space plan. Provisions for the perpetual ownership and maintenance of the common open space in accordance with the requirements of Section 705(f) of the MPC shall be provided and properly documented as required by the Township Solicitor.
C.
Recreation facilities and open space uses shall be incorporated into each phase or stage of development in the manner prescribed by the tentative and final PRD plan. The recreation facilities and open space requirements that are approved or required for each development section shall be constructed and available for use prior to commencement of any of the next development sections.
§ 155-201 Covenants and easements.
The plan shall contain such proposed covenants, easements, and other provisions relating to the bulk, location, and density of such residential units, public and community facilities as are necessary for the welfare of the residents of the planned residential development. Said covenants, easements, and other provisions, if part of the tentative and final PRD plan as finally approved, may be modified, enforced, removed or released only in accordance with the provisions of the MPC.
§ 155-202 Development schedule.
The applicant shall designate divisible geographic sections of the development plan as well as the number and type of dwellings contained therein and shall, in such case, specify in the development schedule the time periods within which development of each such section is to commence. The construction commencement date for each section thereof may be modified from time to time by the Board upon the showing of good cause by the applicant. Prior to recordation of the final PRD plan or any segment thereof, the applicant shall execute such easements, covenants and other arrangements and furnish such escrow funds as may be required by Section 711(d) of the MPC.
§ 155-203 Green building methods.
The applicant shall incorporate green building methods, materials, and technology in the design and construction of buildings within a PRD and shall demonstrate to the Board which methods of green building it intends to use which would qualify the buildings for "green" certification from a qualified organization such as U.S. Green Building Council (USGBC), National Association of Home Builders (NAHB), or any other approved agency in which a percentage of efficiency rating is achieved with respect to lighting, heating, cooling, and other utilities used in the development. The Board may require as a condition of tentative plan approval that the applicant incorporate specific green building methods, materials and technology in the design and construction of the buildings within the PRD.
§ 155-204 Design standards.
A.
Residential lots shall be designed to promote compact, integrated and sustainable neighborhoods, consistent with the PRD objectives of this article.
B.
A PRD shall contain at least two different types of permitted residential uses. No single residential dwelling type may exceed 70% of the total number of residential units unless specifically approved by the Board.
C.
The maximum impervious coverage for the PRD gross tract area shall be 40%.
D.
Individual units or buildings within an approved PRD may be subdivided, leased, purchased, sold and developed as individual zero lot line units (no minimum lot size or required yard area).
E.
Minimum building separations, setbacks and maximum building height:
Front to Front (feet) | Side to Side (feet) | Side to Rear (feet) | Rear to Rear (feet) | Front to Rear (feet) | Minimum Rear Building Setback to Alley if Applicable | Maximum Building Height | |
|---|---|---|---|---|---|---|---|
Multifamily townhouse | 50 | 20 | 40 | 32 | 35 | 20 feet/18 feet with 1-car garage, 8 feet with 2-car garage | 2.5 stories/35 feet |
Multifamily apartments | 75 | 30 | 35 | 50 | 35 | 20 feet/18 feet with 1-car garage, 8 feet with 2-car garage | 3 stories/45 feet |
Single-family detached | 50 | 20 | 40 | 32 | 35 | 20 feet/18 feet with 1-car garage, 8 feet with 2-car garage | 3 stories/45 feet |
Accessory residential buildings, pursuant to § 155-210A | 20 | 20 | 20 | 20 | 20 | N/A | 3 stories/45 feet |
F.
All buildings and dwelling units shall be set back a minimum of 50 feet from the tract boundary. There shall be a twenty-five-foot wide buffer yard and planting screen along the property lines at the perimeter of the PRD tract boundary when abutting existing residential development to enhance the privacy of adjacent property owners. The design of the landscape and planting screen shall be subject to approval by the Board of Commissioners as part of the tentative plan approval. The use of existing mature trees is encouraged and may be utilized as part of the required buffer yard.
§ 155-205 Streets and driveways.
A.
Innovative street engineering techniques such as roundabouts, planted medians, curb extensions, bulb outs, and other traffic calming techniques described in the Pennsylvania's Traffic Calming Handbook (2001) are encouraged provided that the requirements for fire and emergency access as specified in the Caln Code are met.
B.
A PRD accessed by a boulevard roadway shall be considered to have two means of access for safety and emergency vehicles provided that the boulevard roadway contains two independent cartways with a minimum width of 20 feet each, separated by a landscaped median.
C.
When a cul-de-sac street is used in residential development, it must be provided with a paved turning circle of sufficient width to facilitate snow removal and to permit easy access for fire-fighting equipment and general truck delivery. The minimum paving radius shall be 100 feet to the outside curb.
D.
The following table describes minimum standards for local streets and rear lanes in a PRD:
Type | On-Street Parallel Parking | Minimum Right-Of-Way Width | Minimum Cartway Width | |
|---|---|---|---|---|
Local street | None | 50 feet | 22 feet | |
Local street | 1 side | 50 feet | 28 feet | |
Local street | 2 sides | 50 feet | 34 feet | |
Rear lane, one-way | None | N.A. | 12 feet, paved | |
Rear lane, two-way | None | N.A. | 16 feet, paved |
E.
In multifamily apartment areas where off-street parking is accessed from privately owned cartways, the cartways shall have a minimum width of 26 feet including, as applicable, integral slant and concrete roll curbing.
F.
A clear site triangle of 65 feet shall be maintained at the intersection of minor streets.
G.
The center line grade of any street shall not exceed 10%. If the center line grade of any street exceeds 7% then the Township shall have no obligation to accept dedication of said streets, and, if accepted for dedication, a condition of dedication of said streets to Caln Township shall be that the homeowners association and multifamily apartment owner, as may be applicable, agree that all snow and ice removal from streets within the PRD development shall be the responsibility of the homeowners' association and multifamily apartment community.
H.
The minimum radius for a curb shall be 15 feet at the intersection of minor roads provided that curbing details adequately provide for emergency vehicle turning movements through the use of depressed and/or roll-over curb designs.
§ 155-206 Landscaping.
A.
Street trees may be planted within landscaped medians and islands on common open space and within public and private rights of way at locations approved by the Board as part of tentative plan approval. The species of street trees selected shall be approved by the Board as part of tentative plan approval and shall be demonstrated to minimize heaving of sidewalks.
B.
A minimum of two selected canopy, flowering or evergreen trees must be provided for every dwelling unit in a PRD, which may include street trees. These trees are not required to be located on individual lots but can be located in common open space areas and along streets, rear lanes, sidewalks and other pathways throughout the PRD in accordance with a landscape plan prepared and certified by a professional landscape architect. This tree planting requirement shall also satisfy all Caln Township woodland replacement requirements as set forth in § 155-37 of the Zoning Ordinance.
§ 155-207 Sidewalks.
A.
Sidewalks, hiking trails, promenades, boardwalks, and other pedestrian facilities shall be designed and built to form a continuous pedestrian network throughout all developed areas within the PRD.
B.
There shall be a sidewalk in front of all residential units in a PRD.
C.
There shall be a sidewalk or other pedestrian facility leading to all common area amenities.
§ 155-208 Parking and loading.
A.
There shall be two parking spaces for each multifamily apartment unit. There shall be 2.5 parking spaces for all other residential dwelling units. Required parking spaces may include garage, off-street and on-street parking. Driveway parking may not be included in the calculation of required parking.
B.
Parking shall not be required to be located on the same lot as the proposed building or use.
C.
Required parking may be located on-street as long as the on-street space is located within 300 feet of the dwelling unit.
D.
On-street parking.
(1)
On-street parallel and perpendicular parking is permitted in a PRD provided that adequate emergency and fire access is maintained in accordance with the Fire Code.
(2)
On-street parking spaces shall not be assigned or owned by any particular building or use.
(3)
On-street perpendicular parking spaces shall be a minimum of nine feet by 18 feet. On-street parallel parking spaces shall be a minimum of seven feet by 22 feet.
§ 155-209 Utilities.
A.
The PRD shall be serviced by public water and public sewer.
B.
Utilities may be located within the street or rear lane. Easements or rights-of-way of sufficient width for installation and maintenance shall be provided.
C.
Easements for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains, and/or other utility lines intended to serve adjacent lots or buildings shall be of sufficient width for access and maintenance and shall be no less than 20 feet in width.
D.
All utilities shall be provided underground.
§ 155-210 Accessory residential uses and buildings.
A.
Accessory residential uses in a PRD shall include but not be limited to leasing and management offices, sales offices, clubhouses, maintenance buildings, pools and recreation facilities and other similar facilities provided that the accessory uses are intended solely for the use and benefit of the residents of the PRD and have been approved as part of the tentative plan.
B.
Sheds and pools shall be prohibited for multifamily townhouses. Decorative or ornamental fencing may be permitted provided the same is shown on the approved final PRD plan. Open decks and patios constructed of an impervious surface may be permitted for multifamily townhomes provided the total area of the patio does not exceed 80 square feet per townhouse.
§ 155-211 Revision and amendment of final approved PRD plan.
The landowner or applicant may amend an approved final plan, in accordance with and subject to the requirements and procedures of Section 706 of the MPC by submitting the amended plan to the Board. The Board shall review the amended final plan in the same manner as an initial final plan submission as described in § 155-193 of this article.